We are due to exchange buying a house in Wootton Bridge but as a result of wreckage from some water damage at the property I have was able negotiate recompense from the current proprietors in the sum of £3k taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract however Virgin Money will not permit this. Should they have been informed?

Your property lawyer that is on a Virgin Money conveyancing panel is required to disclose to Virgin Money of any changes to the sale price. If you prohibit your solicitor to notify the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new solicitor for your conveyancing in Wootton Bridge.

Will our conveyancer be raising questions about flooding during the conveyancing in Wootton Bridge.

Flooding is a growing risk for conveyancers dealing with homes in Wootton Bridge. There are those who buy a house in Wootton Bridge, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Wootton Bridge. The conventional set of property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to find out if the property has ever been flooded. If the premises has been flooded in past and is not revealed by the owner, then a buyer could issue a claim for damages as a result of such an inaccurate reply. The buyer’s lawyers may also order an enviro search. This should disclose if there is any known flood risk. If so, more detailed inquiries should be initiated.

How do I use your search app to get a quote from a conveyancing practitioner in Wootton Bridge on the authorised to act for my lender?

First pick a mortgage company such as Birmingham Midshires, The Royal Bank of Scotland or Nottingham Building Society then specify your location e.g. Wootton Bridge. Conveyancing firms in Wootton Bridge and nationally should be identified.

My wife and I purchased a leasehold house in Wootton Bridge. Conveyancing and Barnsley Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Wootton Bridge who acted for me is not around. Do I pay?

First contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Wootton Bridge conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a split level flat in Wootton Bridge, conveyancing formalities finalised in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Wootton Bridge with an extended lease are worth £185,000. The ground rent is £65 per annum. The lease runs out on 21st October 2083

With just 59 years left to run we estimate the price of your lease extension to span between £20,900 and £24,200 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

My wife and I have recently appointed a conveyancing solicitor in Wootton Bridge. I need to find out if they are listed on the lender's conveyancing panel. Can you help?

It’s a good idea call your lawyer to enquire if they are on the bank's approved list. If that does not help call us and we can make some checks for you. If they are not on the conveyancing panel we can certainly arrange a specialist conveyancing solicitor in Wootton Bridge on the approved list for your lender.